What is the cheapest (yet correct) amount to add a bathroom?

Question

Hey BPers, quick question. I found a 4bdr 1ba. So I would go ahead and call that functionally obsolescent?? Especially if I want to rent out each room individually. I know there are 1,001 variations but I have no idea how much it would cost. So im just looking for really rough numbers or a range.

If it makes it easier dont include the vanity and tub. Im looking for the plumbing, construction, and permits I guess.

Thanks!

If it makes it easier dont include the vanity and tub. Im looking for the plumbing, construction, and permits I guess.

Thanks!

Michael Hayworth · Answer

Varies dramatically. You're talking about mainly the infrastructure, not finishes such as vanity, tile choices, etc. I've done it as cheap as $3000 or so, and had it cost as much as $12,000. (Then, of course, figure a few thousand for vanity, tub or shower, the toilet itself, tile, etc.)

The main issue is that a toilet requires a minimum 3" drain line, and nothing else in the house does. So being near plumbing for a kitchen sink, washer, etc. doesn't help. You have to be able to either hook into the 3" line for the other toilet, or go direct to the main drain for the house, and have room to have 1/8" fall per foot of pipe along the way. Sometimes, this is a piece of cake. Other times, it's very difficult.

Best case is if you can build adjacent to the existing bathroom, but that's layout-dependent.

Good luck.

Michael Hayworth · Answer

That sounds like a big discount. I don't know your market, so someone more familiar with your market would be better able to help. A couple general comments, though:

4/1s never started out that way. Usually it's a garage conversion, so you lose the appeal of a garage. Sometimes it's an add-on, so you have to check to make sure they didn't half-ass it. Almost always, it's an older property (few new 3/1s get built to get converted into 4/1s), so it has all the issues of an older house.

If your market is a strong rental market, it could be a good money earner. A family that needs a 4BR house has fewer choices than one who needs a 3BR. But it would have all the maintenance issues of an older home. As to resale, it's hard for me to say from hundreds of miles away whether it might make a good flip or not.

Michael Johnson · Answer

@Michael Hayworth

Michael Johnson · Answer

Hey you answered my question perfectly. One extra question if you dont mind. At what pricepoint or discount, would you think it makes sense to move forward with one like this. Ill rephrase it.

How big of a discount would justify an obsolete house. In your opinion. 4bd 1ba.

The reason I ask is that in the specific market I am looking at 4bdr around 240k. This one is 120k list price. There may be more wrong with it.. But just focusing on theory right now.